SmartHelping / Rental Property / Excel
Rental Property ROI Calculator
Evaluate a single rental property with a clear view of cash flow and investment returns. Compare financed and all-cash scenarios, test purchase-price assumptions, and analyze a holding period of up to 30 years.
Immediate download after purchase. By purchasing, you agree to the Terms of Service.
See the model in action
See how the rental property analysis works.
All assumptions on one tab
Build the investment around your assumptions.
Keep the key inputs together so you can change assumptions and compare results without searching through multiple input sheets.
Purchase and renovation budget
Enter the purchase price and renovation costs. Set the percentage of the purchase price and the percentage of renovations financed.
Rental income
Set monthly rent and rental increases to explore how revenue develops over the holding period.
Operating expenses
Enter monthly expenses and expense increases to project operating costs and net operating income.
Holding period and sale
Choose a holding period of up to 30 years. Set the exit capitalization rate and selling fees to evaluate the sale assumptions.
What the workbook calculates
Review the cash flow and the return on your investment.
Cash flow with and without financing
Review the monthly pro forma through net operating income and cash flow. Compare the levered scenario with a separate unlevered scenario that excludes debt financing and debt service.
Cash-on-cash returns
See total, periodic, and average annualized cash-on-cash returns for the leveraged scenario. Compare cash returned with the equity cash invested.
Unlevered ROI
Review total, periodic, and average annualized return on investment before financing. Use the annual cash-flow tab to review per-period and cumulative results.
Discounted cash flow and NPV
Review levered and unlevered discounted cash-flow analysis using defined discount rates, with separate NPV results for each perspective.
IRR sensitivity
Test how changes in down payment and purchase price affect IRR. Use the sensitivity output to compare financing and acquisition-price assumptions.
Annual reporting and visuals
Review annual cash flows, cumulative ROI and cash-on-cash calculations, and visualizations that make the cash-flow pattern easier to follow.
Two views of the same property
Separate property economics from equity cash flow.
Unlevered view
Evaluate cash flow before debt financing and debt service. In this workbook, the ROI outputs describe the return relative to the total investment before financing.
Levered view
Evaluate cash flow after financing. The workbook’s cash-on-cash outputs compare cash returned with the equity cash invested.
Choose the right level of detail
A focused calculator for a single rental property.
The maximum analysis period has been extended from 10 years to 30 years.
Single-family rental investors
Evaluate a purchase, renovation budget, rent assumptions, expenses, holding period, and eventual sale in one accessible spreadsheet.
A straightforward model scope
The template does not include refinancing logic or investor cash-flow waterfalls. For those requirements, explore related models or request a custom build.
More templates in one purchase
Explore the broader real estate collection.
Real Estate Financial Models
This calculator is also included in the Real Estate Financial Models bundle. Explore templates for other property types and investment structures.
Explore the templateSuper Smart Bundle
Explore the complete public SmartHelping financial model collection.
Explore the templateAdditional resources
Read the supporting explanations.
Questions before you start
A few useful details.
How long can I analyze the property?
The maximum analysis period has been extended to 30 years. Set the holding period that matches your investment plan.
Where do I enter assumptions?
All assumptions are grouped on one tab for easier use and sensitivity analysis.
Does it compare financed and all-cash scenarios?
Yes. The return metrics and discounted cash-flow analysis are separated into levered and unlevered views.
What does the IRR sensitivity test?
The sensitivity analysis shows the effect of changes in down payment and purchase price on IRR.
Does it include refinancing or investor waterfalls?
No. This template is designed as a straightforward single-property investment calculator. Refinancing and investor waterfall logic are outside its standard scope.
Can I use it in Google Sheets?
You can upload the Excel workbook to Google Drive and open it in Google Sheets. The existing product guidance notes that charts may need formatting adjustments after import.
How is the model delivered?
The $45 purchase provides an immediate Excel download. The calculator is also included in the Real Estate Financial Models bundle.
Can Jason customize the model?
Yes. Email [email protected] to discuss your requirements, or visit the Custom Work page.
Evaluate your next rental property
Connect the purchase price, cash flow, and returns.
Rental Property ROI Calculator — $45, one-time purchase.
